328 Mountain Ave SW · Roanoke, VA 24016

$270,250

5 bd · 2.0 ba · 1,743 sqft · SingleFamily public records · 95 Days on market

Built 1892 4,791 sqft lot $155/sqft · 6% above area Est $424k · 36% under

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +6.3/30.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vacant

Key facts

• 4,791 sq ft lot
• Built 1892
• Listed 95 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (31.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (36.1% below list).
• Recommended offer: $173k (36.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#163 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities C-, employment D, crime F.
• Roanoke City Public School District (urban): math 40% / reading 58% proficiency, ranked #102 of 131 in VA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 91 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Roanoke County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,701 (36.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.64% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.55%
• DSCR: 0.66
• GRM: 13.0

CMA / ARV

• ARV (median comp): $423,708
• List price: $270,250
• Delta: -36.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1506 Maple Ave SW	0.46mi	4/1.0 (-1)	1,715 (-2%)	8mo	$220,000	$128	60
428 Marshall Ave SW	0.29mi	4/1.5 (-1)	1,504 (-14%)	9mo	$220,000	$146	49
618 Mountain Ave SW	0.44mi	4/1.5 (-1)	2,000 (+15%)	18mo	$360,000	$180	33
610 Albemarle Ave SE	0.74mi	4/2.0 (-1)	1,613 (-8%)	20mo	$151,500	$94	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.72% rent growth · sell at horizon

5-year hold

• IRR: -32.0%
• Equity multiple: -0.03×
• Total profit: $-77,964
• Equity at exit: $40,295

10-year hold

• IRR: -51.5%
• Equity multiple: -0.61×
• Total profit: $-122,064
• Equity at exit: $23,366

Cash invested: $75,670 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 24016

• Home prices YoY: -27.6%
• Rents YoY: 0.7%
• Active inventory: 91
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,727 medium
• Mortgage (P&I): −$1,417
• Tax from tax record: −$310 /mo · $3,724/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-476

Break-even live

Break-even rent $2,329

Max offer price $186,188

Occupancy floor —

Sensitivity live

Price	-10% $-323	-5% $-399	+0% $-476	+5% $-552	+10% $-629
Rent	-10% $-612	-5% $-544	+0% $-476	+5% $-408	+10% $-339
Rate	-1.0pp $-340	-0.5pp $-407	base $-476	+0.5pp $-546	+1.0pp $-617

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $67,562
• Closing costs: $8,108
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 Ferdinand Ave SW Roanoke, VA	4.0	2.5	2248	$1,795	$0.80	45d	1	0.82mi
1609 Chapman Ave SW Unit B Roanoke, VA	4.0	1.0	1400	$1,545	$1.10	22d	1	1.36mi

Listing history 17 events

1. 2026-06-21
   days on market $270,250 Active 95 DOM
2. 2026-06-18
   days on market $270,250 Active 92 DOM
3. 2026-06-17
   days on market $270,250 Active 91 DOM
4. 2026-06-16
   days on market $270,250 Active 90 DOM
5. 2026-06-15
   days on market $270,250 Active 89 DOM
6. 2026-06-14
   days on market $270,250 Active 87 DOM
7. 2026-06-13
   days on market $270,250 Active 86 DOM
8. 2026-06-10
   days on market $270,250 Active 84 DOM
9. 2026-06-09
   days on market $270,250 Active 83 DOM
10. 2026-06-08
    days on market $270,250 Active 82 DOM
11. 2026-06-05
    days on market $270,250 Active 78 DOM
12. 2026-06-03
    days on market $270,250 Active 77 DOM
13. 2026-06-02
    days on market $270,250 Active 76 DOM
14. 2026-06-01
    days on market $270,250 Active 75 DOM
15. 2026-05-31
    days on market $270,250 Active 74 DOM
16. 2026-05-30
    days on market $270,250 Active 73 DOM
17. 2026-03-18
    listed $270,250 Active 6-char remark

    Show marketing remark (6 chars)

    Vacant

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $3,724 · $310/mo
• Projected year-2 tax: $3,724 · $310/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,724
• − Mortgage interest: −$15,138
• − Property taxes: −$3,724
• − Insurance: −$1,351
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$7,862
• Taxable loss: −$10,667
• Est. tax savings @ 24.0%: +$2,560
• After-tax cash flow: $-3,150/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Roanoke City Public School District
• NCES district ID: 5103300
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $38,592
• Composite: 40.8/100
• National rank: #3639
• State rank: #102 of 131 in VA

Livability — Roanoke

• Score: 73/100
• State rank: #163
• US rank: #5055

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment D Housing A Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roanoke, VA
• County: Roanoke City · 101,625 people
• City population: 168,930
• Metro: Roanoke, VA
• Population (ZIP): 10,521
• Household income: $46,512
• Rent vs Own: 78.7% rent · 21.3% own
• Severe rent burden: 728.0

Population outlook (Roanoke County) Hauer SSP2

• Today (2025): 106,094 people
• By 2030: 108,927 · +2.7%
• By 2040: 114,104 · +7.5%
• By 2050: 118,032 · +11.3%
• By 2075: 123,363 · +16.3%
• By 2100: 116,827 · +10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 48% White 42% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Roanoke

• 2024 margin: Strong D (+23.6) · D 61.1% · R 37.5% · Other 1.4%
• 2008→2024 swing: +0.2pp no change · 2008: 23.4pp · 2024: 23.6pp
• All cycles: 2024: D+23.6 2020: D+25.8 2016: D+17.6 2012: D+21.5 2008: D+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.06%
• Current HPI: 257.8158
• Rent YoY: ▲ 0.72%
• Metro: Roanoke, VA
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

1 event — show timeline

• 2026-03-18 Listed $270,250 MLSRV

Property tax history

+11.5%/yr

Latest (2025): $3,724 · +10.9% YoY. Source: county tax records.